Village Clusters Housing Allocations Plan - Reg. 19 Pre-submission Addendum

4. Earsham

Form and character

4.1. Earsham is located within the Waveney Valley approximately 1km south-west of Bungay and in close proximity to the Broads. The main area of development in the parish lies to the south of the modern A143 along The Street. Development elsewhere in the parish is of a scattered and sporadic nature.

4.2. The main built-up area of Earsham was originally based along the line of The Street with the core of the village centred on the crossroads of The Street and Station Road. Significant post-war development has resulted in a more nucleated settlement form. Earsham has good links, via the A143 with Beccles and Lowestoft to the east, and Harleston and Diss to the west, and to Norwich via the B1332. Part of the parish, to the north of the A143 bypass, lies within the Broads Authority area.

Services and Community Facilities

4.3. The settlement has a range of commercial, social and community facilities including a primary school, pub and village hall. Earsham is in close proximity to Bungay which provides a large range of social and community facilities. There is a regular bus service to Bungay, Beccles, Diss and Yarmouth.

Settlement Limit

4.4. The Settlement Limit includes the main built form of the settlement and includes the new development at Granary Close, formerly the EAR1 allocation in the 2015 Local Plan.

Site allocations

VC EAR1

4.5. The site is located to the east of Earsham and adjacent to Earsham CEVA Primary School which abuts the northern boundary of the site. To the east of the site is the River Waveney, with the site lying within an area identified as the River Valley Landscape. A Public Right of Way (PROW), Earsham FP9, also lies to the east of the site, midway between the site and the River Waveney, and affords views back towards the settlement. The site relates well to the existing services and facilities within the village, including the primary school, village hall and public house.

4.6. Supporting evidence in the form of a Heritage Impact Assessment (HIA) and a Landscape Visual Appraisal (LVA) have considered the impact of the site on both heritage assets and the landscape. The impact of development on the significance of the setting of both The Close and All Saints Church has been assessed and is considered to be acceptable. Archaeological finds located in proximity to All Saints Church may extend closer to the site and liaison with the Historical Environment Service will be required as part of the planning application process. Some intermittent long views of the site may be visible within the wider landscape, however with appropriate design and landscaping the visual impact of the site can be reasonably mitigated. These design solutions may include lower density development within the eastern section of the site.

4.7. Early highways concerns about the site have been addressed by enlarging the site boundaries to include the vicarage and its curtilage. Discussions have focussed on the removal of the existing dwelling and associated outbuildings to secure an appropriate vehicular access into the site and support an allocation of up to 25 dwellings. To preserve highway safety by improving visibility and to improve the existing pedestrian footpath it is likely to be necessary to remove the existing frontage hedgerow along this part of School Road.

4.8. Land further to the east of the site comprises floodplain associated with the River Waveney. However, the boundaries of VC EAR1 do not extend into this area and no concerns have been raised either by the Lead Local Flood Authority (LLFA) or within the supporting Stage 2 Strategic Flood Risk Assessment (SFRA). However, due to the overall site area and in accordance with current requirements, a flood risk assessment (FRA) will be required alongside any planning application for the site. This will inform specific proposals for the site.

4.9. A site area of 1.3ha has been allocated for up to 25 dwellings. This is considered to be an appropriate density for this edge of settlement site whilst taking into consideration the identified constraints, including the visual impact of development in this location.  

Policy VC EAR1: Land east of School Road

1.3ha of land is allocated for up to 25 dwellings.

The developer of the site will be required to ensure that:

• Design and layout of the site responds to the landscape and heritage sensitivities identified in the supporting Heritage Impact Assessment and the Landscape Visual Appraisal;
• Landscaping of the east boundary to minimise the visual impact of the development on views towards the site from the east and to reflect the edge of settlement location;
• Protection and reinforcement of the Priority Habitat hedgerow along the south boundary of the site;
• Historic Environment Record is consulted to determine the need for any archaeological surveys prior to development;
• On and off-site highways works to include localised improvements to the existing pedestrian network, as well as improvements to the existing highway visibility along the site frontage. 

VC EAR2

4.10. The site lies to the southwest of the village of Earsham, adjacent to the A143 which runs north-south along the western boundary of the site. The River Waveney follows a course to the north of the settlement and the site is within an area identified as a River Valley Landscape. The Broads Authority Area extends to the north and west of Earsham, providing some long-range views towards the south of the village. The site is also within proximity to Earsham Quarry but is separated from the mineral extraction site by the A143.

4.11. A bus stop lies approximately 200metres north of the site, adjacent to the Queens Head public house, and provides a connection to Diss and Beccles via Bungay. Both the village hall and Earsham CEVA Primary School are within 700metres of the site. The site relates well to the existing pattern of development as well as the existing services and facilities within the village, and those available a little further away in the market town of Bungay.

4.12. The site itself lies at the northern end of a wider parcel of agricultural land. Boundaries to the south of the site are minimal, affording clear views towards the site from both the A143 and The Street. A copse of trees to the north-east of the site, closest to The Street, lies outside the site boundaries and currently marks the end of the built form to the north of The Street. The scale of development on this site has been considered in the context of the wider availability of land in this location; however, the Council has concluded that a reduced site area to accommodate the number of dwellings proposed in the policy is consistent with the objectives of the Plan.

4.13. Vehicular access to the site from the A143 is not considered to be acceptable in highways safety terms and access to the site will therefore be via The Street only. The developer of the site will be required to undertake a number of off-site highways works to ensure that highway safety is maintained. Identified highways works are expected to include a relocation of the existing speed-reduction feature on The Street, an extension to the existing 30mph TRO and the provision of a pedestrian footpath to connect the site to the existing footpath at The Street.

4.14. Landscaping will be a key feature of the proposed site layout in order to provide some mitigation of the visual impact of development in this location and to successfully integrate the site into the wider landscape; however, the site also provides an opportunity to create a gateway entrance into the village on the approach from the south.

4.15. Consideration will also need to be given to the context of the site and development proposals should respond appropriately to the nearby development, for example the single storey dwellings adjoining the site along Dukesway to the north and opposite the site at Valley Close. The site design and layout will also need to accommodate, as far as possible, the adjacent tree belt to the north of the site, as well as the mature oak tree in the eastern corner of the site.

4.16. Along the site frontage is an established hedgerow. Development of the site should seek to minimise the loss of this hedgerow however the Council accepts that in order to achieve a successful site design it will be necessary to remove at least some of this hedgerow from the site. The developer should ensure however that the amount lost is minimised and that replacement planting is incorporated into the site design.

4.17. The Stage 2 Strategic Flood Risk Assessment (SFRA) has identified that the site is at risk of groundwater flooding with the potential for some ponding near the boundary of the site with The Street and this will need to be addressed in the site-specific Flood Risk Assessment (FRA).

4.18. Currently there are some glimpsed views across the site towards the church spire at All Saints Church however these are already seen across the intervening-built form, as identified in both the supporting Heritage Impact Assessment (HIA) and the Landscape Visual Appraisal, and will not be significantly impacted by development of the site.

4.19. The site layout will also reflect the proximity of the site to the A143 in order to protect the residential amenities of the future residents. The site layout and building orientation should be designed to reduce the noise impact wherever possible. Consideration should also be given to how landscaping can be used to buffer traffic noise.

4.20. The site is 1.4ha and is allocated for up to 25 dwellings, reflecting the context of the surrounding area and the landscaping requirements for the site.

(10) Policy VC EAR2: Land north of The Street

1.4ha of land is allocated for up to 25 dwellings.

The developer of the site will be required to ensure that:

• Vehicular access into the site is from The Street only, unless otherwise agreed with the Highways Authority and the Local Planning Authority;
• On and off-site highways works include a frontage footpath across the site as well as a suitable footpath link with pedestrian crossing to connect to the existing footpath at The Street, and relocation of the existing speed reduction feature on The Street;
• Landscaping to the boundaries with the open countryside will successfully contain the impact of development and integrate the site into the wider countryside. This will include the protection of the trees and hedges on the site boundaries, including those outside of the site itself;
• The site layout and landscaping within the site responds to the surrounding development and infrastructure, including the scale of the adjacent development and the proximity of the site to the A143, in order to minimise the impact on both existing and future residents;
• A site-specific Flood Risk Assessment (FRA) and strategy that has regard to the issues identified in the Stage 2 VC Strategic Flood Risk Assessment (SFRA), and
• Historic Environment Record to be consulted to determine the need for any archaeological surveys prior to development.

The developer of the site will also undertake to work with the Highway Authority to promote an appropriate 20mph speed limit via the Traffic Regulation Order process.